Authored by the expert who managed and guided the team behind the Poland Property Pack
Everything you need to know before buying real estate is included in our Poland Property Pack
Poland's property market has been one of Europe's strongest performers, with residential prices climbing steadily over the past few years.
Many buyers now wonder whether they're too late to the party, or if there's still value in Poland's housing market as we enter 2026.
In this article, we break down the current housing prices in Poland, supply and demand dynamics, and what to expect next, and we constantly update this blog post with fresh data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Poland.
So, is now a good time?
Rather yes, January 2026 is a reasonable time to buy property in Poland if you're selective about location and price, though the explosive growth of previous years has cooled into a more balanced market.
The strongest signal is that Poland's construction pipeline is tightening, with building permits down about 25% and housing starts down roughly 10% in 2025, which points to less new supply coming in 2026 and beyond.
Another key signal is that mortgage rates have dropped sharply from their 2024 peaks, with the National Bank of Poland cutting its reference rate to 4.00% by December 2025, making borrowing significantly more affordable again.
Other supporting factors include Poland's strong economic fundamentals (GDP growing at 3.5% or more), low unemployment around 3%, rising wages that continue to support affordability, and a structural housing deficit estimated at 1.5 million units nationwide.
The best strategy in Poland as of the first half of 2026 is to target well-located apartments in major cities like Warsaw (Mokotów, Wola, Śródmieście), Kraków (Krowodrza, Podgórze), or Wrocław (Krzyki), focus on properties priced realistically, and plan for a 5-year-plus hold if you want to maximize exit flexibility.
This is not financial or investment advice; we don't know your personal situation, risk tolerance, or financial goals, so please do your own research and consult professionals before making any property decisions in Poland.
Is it smart to buy now in Poland, or should I wait as of 2026?
Do real estate prices look too high in Poland as of 2026?
As of early 2026, residential property prices in Poland appear elevated but not at bubble-level extremes, with the market showing signs of stabilization after sharp gains in 2023 and 2024.
One clear signal from Poland's listings data is that price growth has slowed dramatically, with quarterly increases falling to under 1% in early 2025, and some cities like Warsaw, Kraków, and Poznań even recorded small price dips on the secondary market.
Another indicator is that days-on-market for properties priced above local averages has been stretching, which tells us that buyers in Poland are becoming more selective and less willing to overpay, a healthy sign of a normalizing market.
You can also read our latest update regarding the housing prices in Poland.
Does a property price drop look likely in Poland as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Poland over the next 12 months is low to medium, as the market lacks the classic triggers for a crash such as widespread forced selling or a credit crunch.
A plausible price change range for Poland in 2026 is flat to moderately positive in nominal terms, perhaps between minus 2% and plus 5%, with real (inflation-adjusted) prices more likely to stay flat or edge slightly lower if inflation remains moderate.
The single most important factor that could increase the odds of a price drop in Poland would be a sharp rise in unemployment or a significant economic slowdown, which would reduce buyer demand and potentially force some sellers to accept lower offers.
However, this scenario looks unlikely in the near term, as Poland's unemployment rate remains around 3%, GDP growth is forecast at 3.5% for 2026, and wage increases continue to support household purchasing power.
Finally, please note that we cover the price trends for next year in our pack about the property market in Poland.
Could property prices jump again in Poland as of 2026?
As of early 2026, the likelihood of a renewed price surge in Poland within the next 12 months is medium, as conditions are building that could reignite demand, particularly if interest rates continue falling.
A plausible upside price change range for Poland in 2026 is 3% to 8% in major cities, with supply-constrained markets like Wrocław and the Tri-City (Gdańsk, Gdynia, Sopot) potentially seeing gains closer to 10% if new supply remains tight.
The single biggest demand-side trigger that could drive prices to jump again in Poland is continued mortgage rate reductions, as the National Bank of Poland has already cut rates by 175 basis points in 2025 and further cuts are expected, which would directly improve affordability and pull more buyers into the market.
Please also note that we regularly publish and update real estate price forecasts for Poland here.
Are we in a buyer or a seller market in Poland as of 2026?
As of early 2026, Poland's residential property market is closer to balanced than it was during the 2023-2024 boom, though prime locations in major cities still lean slightly toward sellers due to persistent demand.
Poland doesn't publish a single "months-of-supply" figure like some countries, but the combination of slower sales velocity, rising inventory in some districts, and longer negotiation periods suggests something like 4 to 6 months of supply in most urban markets, which typically indicates a balanced-to-slightly-buyer-friendly environment.
The share of listings with price reductions in Poland has increased in 2025, particularly for properties priced above local averages or located in less desirable areas, which tells us that sellers no longer hold all the cards and buyers have more room to negotiate.
We have made this infographic to give you a quick and clear snapshot of the property market in Poland. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Poland as of 2026?
Are homes overpriced versus rents or versus incomes in Poland as of 2026?
As of early 2026, homes in Poland appear somewhat overpriced relative to rents, with gross rental yields in Warsaw averaging around 3.5% to 4%, which is not high by historical standards and suggests prices have run ahead of rental income potential.
The price-to-rent ratio in Poland's major cities is elevated compared to a balanced market benchmark, as an investor buying a typical 50 square meter apartment in Warsaw at around 750,000 PLN (about 15,000 PLN per square meter) would collect roughly 27,000 to 28,000 PLN in annual rent, translating to a gross yield below 4%.
The price-to-income multiple in Poland is also stretched, particularly in Warsaw and Kraków where average apartment prices can represent 8 to 10 years of average gross wages, well above the 5 to 6 years that typically signals affordable housing in European markets.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Poland.
Are home prices above the long-term average in Poland as of 2026?
As of early 2026, home prices in Poland are estimated to be 15% to 25% above their long-term average relative to incomes, reflecting the significant run-up during the 2020 to 2024 period driven by low rates, government subsidies, and housing shortages.
The recent 12-month price change in Poland has slowed to around 5% to 7% annually (depending on the city and market segment), which is a notable deceleration from the 14% or higher annual gains seen in 2023 and 2024, and closer to long-run sustainable growth rates.
In inflation-adjusted (real) terms, Poland's property prices are still near or slightly above their prior cycle peak, though the combination of moderating price growth and continued wage increases is gradually improving this picture.
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What local changes could move prices in Poland as of 2026?
Are big infrastructure projects coming to Poland as of 2026?
As of early 2026, the single biggest infrastructure project that could impact property prices in Poland is the CPK (Centralny Port Komunikacyjny), a massive new airport and high-speed rail hub located about 40 kilometers west of Warsaw, with tenders worth over 40 billion PLN launching in 2026.
Construction on the CPK airport terminal is scheduled to begin in 2026, with the airport expected to open by the end of 2032, and the high-speed rail connections to Warsaw, Łódź, Wrocław, Poznań, and Kraków could reshape commuting patterns and demand for housing in areas that suddenly become much more accessible.
For the latest updates on the local projects, you can read our property market analysis about Poland here.
Are zoning or building rules changing in Poland as of 2026?
Poland is implementing new town planning regulations in 2026 that require municipalities to adopt updated general plans, which could affect where and how quickly new residential developments can be built.
As of early 2026, the net effect of these zoning changes on property prices in Poland is expected to be mildly supportive, as the transition period may temporarily slow new permit issuance in some areas, adding to supply constraints in markets that already face undersupply.
The areas most affected by these rule changes in Poland are likely to be suburban and peri-urban zones around major cities like Warsaw, Kraków, and Wrocław, where developers have been active and where zoning clarity matters most for new projects.
Are foreign-buyer or mortgage rules changing in Poland as of 2026?
As of early 2026, there are no major new foreign-buyer restrictions being implemented in Poland, though non-EU/EEA citizens still need permits from the Ministry of Interior for purchasing houses or land, while apartments remain freely purchasable by foreigners.
The most significant rule change affecting demand in Poland is on the mortgage side, where the National Bank of Poland has cut the reference rate by 175 basis points in 2025, bringing mortgage rates down from peaks above 8% to around 6.5% to 7%, with further cuts expected in 2026.
No major new LTV limit changes or stress test adjustments are currently being discussed for Poland's mortgage market, though the banking regulator continues to monitor lending standards to ensure financial stability.
You can also read our latest update about mortgage and interest rates in Poland.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Poland versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Will it be easy to find tenants in Poland as of 2026?
Is the renter pool growing faster than new supply in Poland as of 2026?
As of early 2026, renter demand in Poland's major urban centers continues to grow, supported by strong job markets, rising student populations, and ongoing urbanization, while new rental supply has been constrained by the drop in construction starts during 2025.
The clearest signal of renter demand in Poland is the combination of low unemployment (around 3%) and continued in-migration to cities like Warsaw, Kraków, Wrocław, and the Tri-City area, where corporate jobs, universities, and services draw people who need rental housing.
On the supply side, Poland saw building permits drop by about 25% and housing starts fall by roughly 10% in 2025, which means fewer new apartments will reach the rental market in 2026 and 2027, likely keeping rental vacancy low in popular areas.
Are days-on-market for rentals falling in Poland as of 2026?
As of early 2026, days-on-market for well-priced, well-located rentals in Poland's major cities tends to be relatively short, often under 2 to 3 weeks in prime districts, though Poland doesn't publish a single official time-to-let statistic.
The difference in days-on-market between Poland's best rental areas (like Mokotów or Wola in Warsaw, or Krowodrza in Kraków) and weaker areas (outer suburbs, older buildings, poor layouts) can be substantial, with prime units renting in days while overpriced or poorly located properties can sit for months.
One common reason days-on-market falls in Poland's best areas is the combination of undersupply and strong tenant demand from young professionals and expats who are willing to pay a premium for convenience, transport access, and modern amenities.
Are vacancies dropping in the best areas of Poland as of 2026?
As of early 2026, vacancy rates in Poland's best-performing rental areas like Warsaw's Mokotów and Śródmieście, Kraków's Podgórze, Wrocław's Krzyki, and Gdańsk's Wrzeszcz remain low, estimated at 2% to 4%, reflecting persistent demand from professionals, students, and expats.
These best areas in Poland typically have vacancy rates 1 to 3 percentage points lower than the overall urban market, where peripheral districts with weaker transit links and fewer amenities can see vacancy closer to 5% to 8%.
One practical sign that Poland's best rental areas are tightening is that landlords in prime districts are receiving multiple applications within the first few days of listing, and some are able to raise rents by 5% to 10% at lease renewal without losing tenants.
By the way, we've written a blog article detailing what are the current rent levels in Poland.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Poland as of 2026?
Is for-sale inventory shrinking in Poland as of 2026?
As of early 2026, for-sale inventory in Poland is not shrinking dramatically yet, but the pipeline of future new supply is weakening, with building permits down about 25% and housing starts down roughly 10% compared to 2024.
Poland doesn't have a standardized "months-of-supply" metric like some markets, but the combination of still-solid completions (around 184,000 dwellings in January to November 2025) and slower new project launches suggests the market is transitioning from abundant supply toward tighter conditions over the next 12 to 24 months.
The single most likely reason inventory could shrink further in Poland is that developers are cautious about launching new projects while absorbing existing stock, and the drop in permits means fewer new homes will reach the market in late 2026 and 2027.
Are homes selling faster in Poland as of 2026?
As of early 2026, the median time-to-sell for homes in Poland varies significantly by location and pricing, with well-priced properties in prime city districts selling within 30 to 60 days, while overpriced or poorly located homes can take 3 to 6 months or longer.
Compared to a year ago, selling times in Poland have generally stabilized or slightly lengthened for average-quality properties, reflecting the shift from a hot seller's market toward a more balanced environment where pricing discipline matters.
Are new listings slowing down in Poland as of 2026?
As of early 2026, new for-sale listings from developers in Poland are slowing due to the significant drop in building permits and housing starts during 2025, though resale listings remain driven by individual seller decisions and are harder to forecast precisely.
Poland's seasonal pattern typically sees more listings in spring (March to May) and early autumn (September to October), with January being a slower month, so current listing levels should be judged against this normal seasonality rather than peak periods.
The most plausible reason new listings are slowing on the developer side is the combination of tighter financing conditions in 2024, caution about launching new projects amid uncertain demand, and the natural lag between permit declines and reduced market supply.
Is new construction failing to keep up in Poland as of 2026?
As of early 2026, new construction in Poland is not yet failing to keep up in absolute terms, with about 184,000 dwellings completed in January to November 2025, but the direction is concerning as permits and starts have dropped sharply, pointing to future undersupply.
The recent trend shows permits down about 25% and starts down roughly 10% year-over-year in 2025, which means the construction pipeline is shrinking and will likely result in fewer new homes reaching the market in 2027 and beyond.
The single biggest bottleneck limiting new construction in Poland is a combination of factors including lengthy permitting processes, rising construction costs, cautious developer financing, and the upcoming zoning reforms creating uncertainty about where and when new projects can proceed.
We made this infographic to show you how property prices in Poland compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Will it be easy to sell later in Poland as of 2026?
Is resale liquidity strong enough in Poland as of 2026?
As of early 2026, resale liquidity in Poland is reasonably strong for standard apartments in major cities like Warsaw, Kraków, Wrocław, and Gdańsk, where deep buyer pools and active markets mean well-priced properties typically sell within 30 to 90 days.
The estimated median days-on-market for resale homes in Poland varies widely, but in liquid markets like Warsaw's Mokotów or Wola districts, properties priced at market value often sell in 4 to 8 weeks, which is considered healthy liquidity by European standards.
The property characteristic that most improves resale liquidity in Poland is location near good public transport (metro, tram, or major bus routes) combined with functional layout and reasonable size, as these properties attract the widest range of buyers including young professionals, families, and investors.
Is selling time getting longer in Poland as of 2026?
As of early 2026, selling time in Poland has stabilized or slightly lengthened compared to the peak market of 2023 to 2024, when properties in hot markets sometimes sold within days of listing.
The current median days-on-market in Poland ranges widely, from around 30 to 45 days for well-priced apartments in prime urban locations to 90 to 180 days for properties in weaker locations, with unusual layouts, or priced above market.
One clear reason selling time can lengthen in Poland is affordability pressure, as high property prices relative to incomes mean fewer buyers can qualify for mortgages at current rates, which reduces the pool of potential purchasers and extends negotiation periods.
Is it realistic to exit with profit in Poland as of 2026?
As of early 2026, the likelihood of selling with a profit in Poland is medium to high if you buy wisely and hold for at least 5 years, which also aligns with Poland's capital gains tax exemption period.
The estimated minimum holding period in Poland that most often makes exiting with profit realistic is 5 years, as this allows time for price appreciation to cover transaction costs and potentially qualifies you for the capital gains tax exemption.
The estimated total round-trip cost (buying plus selling) in Poland is approximately 6% to 10% of the property value, including the 2% transfer tax on resale purchases, notary fees of 0.5% to 1%, real estate agent commissions of 2% to 3% plus VAT when selling, and miscellaneous legal and administrative costs, which amounts to roughly 45,000 to 75,000 PLN (about 10,500 to 17,500 EUR or 11,000 to 18,500 USD) on a 750,000 PLN apartment.
One clear factor that most increases profit odds in Poland is buying below market value in a high-demand neighborhood, as even in a flat market, properties in prime locations like Warsaw's Wola, Kraków's Krowodrza, or Wrocław's Krzyki tend to hold value better and attract buyers more quickly when you're ready to sell.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Poland, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| National Bank of Poland (NBP) - BaRN Database | Poland's central bank runs this official, long-running housing price database based on actual transactions. | We used BaRN to anchor the price story using transaction-based indicators across Poland's major cities. We treated it as our baseline and cross-checked it with bank and consultancy reports. |
| NBP - Financial Stability Report (Dec 2025) | This is the central bank's flagship risk report, written specifically to flag systemic risks including housing and credit. | We used it to frame the "crash risk" question in a disciplined way, covering credit risk, macro risk, and rate risk. We also used it to check whether mortgage stress risks are rising or easing. |
| AMRON-SARFiN (Polish Bank Association) | One of Poland's most-cited banking and transaction reporting systems for mortgages and transacted prices. | We used it for hard numbers on mortgage volumes, affordability, and city-level transaction prices and rents. We also used it to estimate buyer math like implied gross yields. |
| Statistics Poland (GUS) - Residential Construction | Poland's national statistics office, tracking supply fundamentals like completions, permits, and starts. | We used it to judge whether supply is tightening or loosening into 2026. We also used it to support a forward-looking view since permits and starts lead completions. |
| JLL Poland - Residential Market Q3 2025 | JLL is a major global real estate consultancy with a consistent research methodology across markets. | We used it for demand and supply pulse in the primary developer market, including sales versus new supply and what that implies for inventory. We used it to support our buyer versus seller market assessment. |
| Cushman & Wakefield Poland - Residential MarketBeat | Another top-tier consultancy, useful for triangulating trends like asking prices and momentum. | We used it to cross-check whether stabilization is visible beyond one report. We used it mainly as a second opinion on late-2025 pricing direction. |
| OECD - Affordable Housing Database | OECD is a top-tier international statistical publisher, and this note defines the key affordability ratios. | We used it to define "overvalued" in plain terms using price-to-income versus long-run average. We also used it to structure our valuation logic so it's not opinion-led. |
| FRED (BIS series) - Real Residential Property Prices Poland | A transparent public mirror of BIS housing series with downloadable history for Poland. | We used it to check inflation-adjusted (real) price direction through 2025. We used it as a reality check against nominal-only narratives. |
| BIS - Residential Property Price Statistics | BIS is a global central-bank institution and a core source for cross-country housing price comparisons. | We used it to sanity-check whether Poland's housing cycle is an outlier or broadly aligned with global patterns. We also used it to avoid over-reading one local dataset. |
| Trading Economics - Poland Interest Rate | A widely-used platform that tracks central bank rates and economic indicators with regular updates. | We used it to track NBP's rate cuts through 2025 and to inform our mortgage rate forecasts. We cross-referenced their data with official NBP announcements. |
| CPK (Port Polska) - Official News | The official project company's publication of tender pipelines and construction timelines for Poland's biggest infrastructure project. | We used it as a concrete example of infrastructure that can reshape accessibility and local demand pockets. We used it to illustrate where demand might shift rather than to predict prices everywhere. |
| Ministry of Interior (MSWiA) - Foreign Buyer Rules | Official government guidance for foreign acquisition rules in Poland. | We used it to cover the foreign-buyer angle without relying on blogs. We used it to separate apartments versus land-linked assets where permits can matter more. |
| Global Property Guide - Poland Buying Guide | A respected international property research platform with detailed country-by-country buying cost breakdowns. | We used it to estimate transaction costs, taxes, and round-trip expenses for Poland. We cross-referenced their figures with local sources for accuracy. |
| EY - Real Estate Guide Poland 2025 | EY is a major professional services firm with comprehensive annual analysis of Poland's real estate market. | We used it for context on regulatory changes, zoning reforms, and market outlook. We also used their analysis of the PRS (private rental sector) and development trends. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Poland. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.